Potential Heating problem in Rented house

sharpee

We rent a 3-bed townhouse which is only 6 years old. A few weeks back we noticed the ceiling in one of the middle floor rooms had watermarks and was bulging in places.

We notified the LL (Letters sent with photos) and he has looked at it, albeit it after 2 weeks from when we first reported it.

As the house is only 6 years old he is in contact with NHBC as he is looking to claim for the repairs and damage.

He has asked us not to use the heating till the issue has been resolved. Now not an issue while the weather was warm but the past couple of days it is baltic in our house. It's was warmer outside than in the house!:eek: I went to bed at 8 tonight as it was really cold.

Really I just wanted to know where we stand. It is a large house and there is no other way of heating the house. My DS keeps complaining its cold and needs a blanket on his bed to keep him warm.

I fully understand the LL doesn't want to cause further damage but is he liable to offer alternative heating? To repair the damange is going to entail removing 2 rooms from use. I'm just worried that by having the NHBC involved is not going to get the issue resolved quickly.

dotchas

This is why LL get bad press. He should get it fixed ASAP! Weeks is just not good enough. I would suggest you write a final letter asking for repairs and or replacement heating ASAP. Also contact shelter for advice,they help with cases like this.
I am sure even if he has a claim against the builders ,he could repair and then claim it back.
Our tenant phoned today re a leak under the bath, plumber was dispatched immediately!

dimbo61

NHBC wont cover a leak in the central heating thats down to buildings insurance "if he has landlords insurance"
Its a leak and needs sorting now
Get on the phone in the morning and follow up with letter asap
Have you got gas safety certificate for this year ?

sharpee

Well he isn't sure where the leak is coming from. In the last correspandance from him he stated.


"It seems that there could be an ingress of water from outside and I am in contact with NHBC as they wish to consider the implications of exposing the affected areas of the house, and send an inspector, before any works are undertaken. I will let you have any more information as soon as I get it."

Now to me the leak appears to be spreading as the water marks are growing. I am quite concerned that if not addressed soon there is a small chance the ceiling may collapse and damage our belongings and furniture in that room.

Not to mention it is now cold and with the first signs of frost appearing the past couple of mornings it doesn't bode well.

Yes our Gas Safety Inspection was last week although we are still to receive our copy of the certificate.

Our LL does come across as not knowing his full LL responsibilites, there have been a couple of issues but I am hopeful he does have full LL Insurance.

poppysarah

Were you there when the GI was done? Did the man not hand you a copy?

You should write and ask the LL about all these issues.

sharpee

No we were not there due to son being in hospital.

I will write him a letter requesting the Certificate but also for a confirmation as to when the leak is going to be repaired.

I will also state we can not do without heating anymore.

Benji

The landlord is clearly in breach of section 11 of the 1985 Landlord and tenant Act. No matter what the problem is, he will either be breaching:

11(1)(a) to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes) Leaky roof

or:

11(1)(c) to keep in repair and proper working order the installations in the dwelling-house for space heating and heating water. Broken heating system.

These are legal requirements and it is not acceptable to just ignore them whilst the landlord has an argument over who pays. He should be getting them fixed and then worry about the money.

The landlord should, at very least, provide you will temporary alternative heating so you should be asking for this and/or some sort of financial compensation for the discomfort. Others will correct me if I am wrong, but lack of heating could easily render the house uninhabitable and necessitate the landlord putting you in alternative accommodation. (There is an implied condiion in all tenancy agreements that the property must be habitable).

Negotiation is the key - and if that fails, the Environmental Health Officer at your local council may (should) be able to help.

sharpee

So we have had a response from our LL.

We can use our heating but not in the room he thinks the leak may be coming from. He is still waiting for NHBC to come out and look a the property before any repairs are carried out.

I have pointed out to him that the radiator he thinks the leak may be coming from is still full of water and under pressure so even if we don't use it if the leak is there it will stilll leak!

Also he was a bit aggrieved that we were concerend about the leak. I have pointed out that it is because the cause of the leak hasn't been idenitified and by leaving it will only cause more damage.

He really is a bit of an idiot!

Ah and he still doesn't have the Gas Safety Certificate despite the inspection being carried out on the 10th Oct!

dotchas

You say the damage is on the middle floor ceiling, is there a bathroom or ensuite on the top floor? Could there be a leak from there ? We have dealt with leaks in the past from the bath when the drain pipe has loosened from the plughole and water escapes under the bath. Or a poor seal around a bath or shower can allow water to seap underneath.

sooz

As poster above says, check out what is above your leak.

A wet patch on a middle floor of a house largely rules out roof or rising damp problems


Is there a bathroom above? Can you get the bath panel off? Check for water/wet patches underneath? Feel under and behind the loo. I've had dreadful damage to a room 2 floors down from a loose connection under the loo cistern. No water on bathroom floor, just a tiny, barely noticable slow trickle down the water inlet pipe.

sharpee

Directly above where the water stains have appeared is a bedroom. The top floor is in the roof and has a dormer window, so I am guessing this is where the LL thinks the leak is coming from. He has pulled back the carpet in the bedroom above and couldn't see anything.

There is an en-suite on the top floor so it is possible the leak is coming from there. I will have a look tonight but there is little I can look at as the flooring is sealed in place and is the shower tray.

I will be writing a letter back to LL next week if we don't hear anything with my thoughts on where the leak could be coming from.